We are heading back to meet with the Waitsfield Design Review Board for preliminary master plan review again on August 14th. We've submitted three updated documents:
1) Draft Design Guidelines
2) Program by Phase
3) Site Plan by Phase
Yestermorrow Building Design Guidelines – Draft 8.6.12
Introduction
The overall master planning process at Yestermorrow is guided by a
set of principles which include, among others, that each building reflects the
same principles and processes that support the development of the Master Plan.
As such, the development of the Plan is intended to be holographic in that
every piece reflects the pattern of the whole.
In adhering to this principle, Yestermorrow intends to follow a
set of building design guidelines that will allow for the achievement of the
following overarching goals:
·
Enable the core design/build experience of the school.
·
Demonstrate regenerative design principles that improve the site
from the perspective of natural systems, students, supporters, and the local
community.
·
Meet or exceed the requirements of Waitsfield’s Adaptive
Redevelopment Overlay District (AROD).
Design
Principles
All structures housing year-round functions shall be designed and
permitted subject to the following Design Guidelines:
Building Footprint
Final
configuration and the building footprint shall be located within the building
envelope shown on the Master Plan. Minor modifications to the envelope may be
made, subject to Administrative Approval from the DRB, but in no case such that
setbacks or other permit constraints are violated. In no instance may the
building footprint be adjusted such that it reduces total net solar gain for
the campus.
Building Height
No building shall
exceed 40 feet in height as measured from the average grade to the highest
point on the building (not including monitors, cupolas, antennae or “widows’
walks”). Building designs must respect the height of adjacent buildings and assure
harmonious proportions and coherence through every phase of the project. Minor
modifications may be made subject only to Administrative Approval from the DRB.
Building Square Footage
Total
building square footage shall not exceed 30% of the total site acreage, which
will allow for achievement of the 70% PUD requirement. Buildings with a
footprint of 3000 ft2 or less shall require Administrative Approval
from the DRB once design development is complete but prior to full construction
documents. Any building with a footprint over 3,000 ft2 shall
require review from the entire DRB.
Building Uses
To
be limited to uses allowed under AROD and as defined specifically within the
Master Plan Application and Permit.
Universal Design
Buildings
and pathways, roads and byways shall conform to appropriate and applicable ADA criteria as well as
the Seven Principles of Universal Design.
1. Equitable
Use
2. Flexibility
in Use
3. Intuitive
in Use
4. Legibility
of Essential Information
5. Tolerance
for Error
6. Low
Physical Effort
7. Size
and Space for Comfortable Use
Architectural Themes
The
buildings shall adhere to the cohesion principle, with each building designed
to reflect the pattern of the whole so that a cohesive campus Master Plan may
be achieved over the three-phase expansion project. Each phase and sub-phase
shall be coherent within itself as well as within the context of the
whole.
While architectural styles such as Federal, Greek Revival,
Colonial, etc. shall not constrain the architecture of campus buildings, the
underlying vernacular precedents found in New England, and the Mad River
Valley in particular, must be
maintained.
Specifically:
1. Buildings
shall not be made to look older or younger than they are, nor shall they derive
form or material configuration from foreign regions. All campus architecture shall be a product of
its time and place – vernacular.
2. Sloped
roofs are preferred over flat or low pitched roofs.
3. “Green
roofing” is permissible in flat roof applications in which planting is employed
to moderate heat swings and reduce energy use and carbon footprint.
4. Roof
overhangs must be generous and in no case less than 2’-0”.
5. Fenestration
must not employ glass areas larger than 100 square feet without mitigating
muntins or other features to insure appropriate human scale. All fenestration
features in excess of 100sf must gain written Administrative Approval from the
Design Review Board.
6. All
points of entry must be architecturally obvious and protected from inclement
weather.
7. Traditional
materials used in local buildings of similar function are preferred. No more than 15% of publicly observable
materials may be other than the following:
a. Stone:
field stone, slate, shot rock, exposed aggregate, pavers
b. Masonry:
brick, stucco, plaster, clay tile; ceramic tile,
c. Wood:
board & baton, tongue & groove (all profiles), clapboard, rough-sawn
boards, shingles, shakes, heavy timber; logs, truss-work, trim, ornament,
grillwork and paneling.
d. Glass:
single strength, tempered, insulated, Plexiglas, colored art glass,
photovoltaic collectors.
e. Metal:
standing seam metal, sheet metal, barn siding, silo parts, other barn parts,
flashing, gutters, ornament and truss-work.
NOTE: No aluminum siding of any kind.
NOTE: No aluminum siding of any kind.
f.
Recycled composites designed to look like any of the following:
composite shingles, trex decking, hardipanel clapboard, etc.
g. Synthetic
materials may be used discretely for maintenance purposes only.
All
material palettes must be presented to the Design Review Board for
Administrative Approval. If the DRB has not responded to the color proposal
within 14 days, it is assumed that there is no objection and the palette for
that building has been approved. Any such approval does not necessarily
establish precedent for future material palettes.
8. Colors
found historically on buildings of similar function are preferred. Although no specific color palette is
mandated, extremely jarring colors shall be avoided. No more than three different colors (not
including white or black) may be applied – by paint or other means - to a
single façade. Not more than six colors
shall be applied to an entire building’s exterior. The natural color and texture of a building
material is not “applied” and does not count in this palette restriction.
All color schemes must be presented to the Design Review Board for
Administrative Approval. If the DRB has
not responded to the color proposal within 14 days, it is assumed that there is
no objection and the palette for that building has been approved. Any such
approval does not necessarily establish precedent for future color schemes.
9. Facades
shall harmonize in scale, proportion, material, texture and color with
neighboring buildings, or buildings connected by porches, stairways or
breezeways.
Construction Duration
No unfinished buildings shall be permitted unless the DRB has
given Administrative Approval for a particular project to be completed over
more than two years.
Temporary educational building projects shall not be constrained
by this, the Architectural Themes
section of the Design Guidelines. As
such, these buildings must be screened from the public view and may not be
maintained on the campus for more than one building season without written Administrative
Approval from the Board.
Pre-existing Structures
At least 75% of the main school building (formerly the Alpen
Inn) shall be retained as swing space for various uses on campus. Five seasonal
occupancy cabins shall remain in place and be reused for lodging, with the
exception of the Pine Cabin and Yurt, which will be moved to new locations on
campus prior to reuse.
Exterior Lighting
Exterior spaces, parking lots and walkways and entrances shall be
well lit to provide safe access for site users while avoiding off-site lighting
and night sky pollution. All outdoor lighting (on the buildings or in the
landscape) shall minimize light pollution using approved semi-cutoff or full
cutoff fixture designs. Signage shall be designed with top-mounted fixtures
shielded to shine light only on the sign itself.
Screening
Landscaping within the 225’ setback shall screen structures from
the road to the extent required to maintain the integrity of the natural
context of the scenic byway, except in cases in which vegetation may inhibit
solar gain, natural lighting within buildings, and solar power production.
Signage
Signage visible from Route 100 shall be designed to comply with
Waitsfield's standard signage requirements. Interior campus way-finding and
navigational signings shall reflect the overall design intent of the campus but
shall not be required to adhere to the Waitsfield standard signage
requirements.
Accessibility and Safety
A
sheltered transit stop shall be incorporated in the Master Plan and shall be
installed when public transit service to the site is provided.
Additional
accessibility required for ADA, pedestrians, snow removal, and fire control shall
be designed into the Master Plan in accordance with code requirements.
Stormwater Management
The site shall be designed to maintain or restore the water
balance of the site, replicating the hydrologic conditions of the site based on
historic and natural ecosystems in the region. Stormwater management design
strategies may include but are not limited to pervious paving, underground
storage, rain gardens, bioswales, vegetated roofs, and constructed wetlands.
Parking
A minimum of 60 parking spaces shall be provided. Design elements within the parking areas may
include but are not limited to pervious paving, vegetated islands, and
bioswales. Solar collectors shall also
be incorporated to provide shade in the summer and reduce snow removal in the
winter.
No more than ten parking spaces shall be configured without
intervening green space. All parking areas shall be accessible by well-lit
paths.
Parking design shall allow for the maximum flexibility in size and
number of vehicles, accommodating single cars, small and large buses, and large
delivery vehicles.
Allocation of parking spaces shall be at the discretion of the
school and may vary seasonally.
The entire parking area shall be maintained for fire truck access
and snow removal throughout the year.
Exceptions
Exceptions or variances for any items arising outside the Building
Design Guidelines listed above may be applied for with the DRB on a
case-by-case basis.
2)
Program by Phase with
Square Footage
DRAFT 08.06.12
*note: based off document “YM Draft Program - Master
Planning Phase 2 - 8-26-11.xlsx”
Phase 1
New Construction
|
#
|
Building
|
Square Footage
|
Capacity
|
|
5
|
Intern Housing
|
2000
|
8 interns
|
|
8, 4, 3
|
Semester Program Studio/ Semester Program Office (upper)
Tool Storage/Facilities Office (lower)
|
3000
|
16 students, 3 faculty
|
|
1
|
Semester Program Shop
|
1500
|
16 students
|
|
6
|
Semester Program Dormitory
|
4000
|
16 students
|
|
15
|
Bath House
|
600
|
For cabin/camping
|
|
24
|
Greenhouse
|
700
|
|
|
|
|
|
|
|
|
SUBTOTAL
|
12,120
|
|
Existing Infrastructure Plans
|
#
|
Building
|
|
25
|
Main Building- current functions to stay the same (studio, shop,
office, kitchen, dormitory). Facilities office to move to new building.
|
|
33, 53, 32
|
3 cabins remain (Strawbale, Timberframe, Slate)
|
|
34, 52
|
2 cabins to be relocated (Pine
Cabin and Yurt)
|
|
42
|
1 cabin (Fabric Formed Concrete) to be removed
|
|
45, 46, 47
|
Composting Toilet and Solar Shower to be removed or relocated
|
|
48
|
Chalet to be removed once new intern housing is built
|
|
43
|
Trilithon to be removed
|
|
49
|
Driveway and parking area to remain in current location
|
Site Infrastructure
|
#
|
Building
|
|
|
Develop drive/fire access to residential zone
|
|
30
|
Develop drive/fire access to semester shop and studio
|
|
|
Initial sitework/earthmoving to create terraces so that each
structure has entry on both ground floor and 1st floor.
|
|
|
Remove culvert to daylight stream in cabin area
|
|
56
|
Wastewater systems (phase 1)
|
Phase 2
|
#
|
Building
|
Square Footage
|
Capacity
|
|
1
|
Woodworking Shop/ Woodworking
Drafting Studio
|
2300
|
10 students
|
|
9
|
Carpentry Shop
|
1500
|
10-12 students
|
|
2
|
Outdoor Covered Work Areas
|
1000
|
Adjacent to/between shops
|
|
14
|
Student Housing
|
3000
|
24 students
|
|
13
|
Instructor Housing
|
2000
|
6 instructors
|
|
|
SUBTOTAL
|
9,800
|
|
|
|
|
|
|
|
24
|
Vehicle Storage (unconditioned)
|
800
|
4 vehicles, 10x20 each
|
|
8
|
Wood Storage (unconditioned)
|
800
|
|
|
23
|
Parking Area
|
9000
|
60 spaces @150 s.f. ea
|
Existing
Infrastructure Plans
|
#
|
Building
|
|
25
|
Main Building- Existing Woodshop and Dormitory functions to move out
into new space. Kitchen/Dining area expands on 1st floor into
design studio, offices expand on 1st floor into conference room,
conference room moves to South Studio space, classroom space developed on
ground floor in former dormitory rooms, lounge area developed in former shop
space.
|
|
23
|
Redevelop tennis court area as parking, but driveway remains in
current position.
|
|
38
|
Remove storage shed (“carrot hut”) on edge of tennis courts.
|
Site Infrastructure
|
#
|
Building
|
|
56
|
Wastewater systems (phase 2)
|
Phase 3
|
|
Building
|
Square Footage
|
Capacity
|
|
|
New Entry Building including:
|
|
|
|
19
|
All Purpose
Classroom/
Lecture Hall
|
1500
|
80 people lecture style
|
|
17
|
Design Studio
|
1500
|
16 students
|
|
17
|
Administrative
Offices
|
1440
|
8 staff, 8 interns
|
|
19
|
Conference Room
|
250
|
16 people
|
|
21
|
Library/Computer
Lab
|
600
|
|
|
20
|
Entry/Lobby
|
400
|
|
|
18
|
Dining Area
|
900
|
60 people
|
|
18
|
Kitchen &
Kitchen Office
|
700
|
|
|
|
Storage
|
200
|
|
|
|
Toilets
|
500
|
|
|
|
Outdoor Dining
Area
|
300
|
|
|
|
|
|
|
|
|
Bus Shelter *if bus exists*
|
100
|
|
|
|
|
|
|
|
|
SUBTOTAL
|
7,990
|
|
Existing
Infrastructure Plans
|
#
|
Building
|
|
54
|
Remove garden shed and garden
|
|
25
|
Move office, library, kitchen/dining and design studio functions out
of existing main building.Potential uses for Alpen Inn building at this
point: rental space, tool storage, lecture hall, community meeting space,
small business incubator.
|
Site Infrastructure
|
#
|
Building
|
|
|
Build new driveway entry and curb cut
|
|
|
Convert current driveway to pedestrian path
|
|
26
|
Build Mad River Path connection pedestrian trail
|
|
56
|
Wastewater systems (phase 3)
|
|
|
Build service entrance to kitchen/dumpsters
|
(site plan by phase PDFs coming soon...)
